Quadplex with Coin-Operated
For Sale
$365,000
2420 S Q ST, Fort Smith, AR 72901
MULTI_FAMILY - Fort Smith, AR
Property Size4,567 SF
Lot Size0.27 Acres
Price / SF$79.92
Days on Market155
Property Features for 2420 S Q ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Covered
Subdivision
Park Hill
Lot features
Cleared
Directions
From Rogers Ave to Greenwood Ave go South. Right on South Q Street. In front of Ballman elementary Property will be on your left
Standard status
Active
APN
15925-0006-00015-00
Size
4,567 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
LOTS 5 & 6 BLK 15
Tax Annual Amount
2275
Legal Description
LOTS 5 & 6 BLK 15
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air
Amenities
on-site coin-operated washer and dryer
covered parking
Building Details
Year built
1985
Floors in Building
2
Number of units
4
Flooring type
Carpet, Laminate, Vinyl
Roof type
Shingle
Listing Agency:
AROK Realty, LLC
(479) 719-1234
Listed By:
Team Salsbury
(479) 719-1234
Added: Mar 11
Changed: Aug 7
Last Checked: Aug 12 at 11:06AM
MLS# 1087596
Copyright © 2026 Western River Valley Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This quadplex includes four units, each with two bedrooms and 1.5 bathrooms. The property has functional floor plans and includes on-site coin-operated washer and dryer. Heating is electric, and the units have central air cooling. Flooring includes carpet, laminate, and vinyl. Built in 1985, the roof is shingled.
Owner provides water, sewer, and trash, while tenants are responsible for electric. Covered parking is provided in the rear for tenant convenience.
The combination of four residential units, in-unit utility responsibility structure, and shared on-site laundry supports a streamlined day-to-day operation for an investor-owner.
Owner provides water, sewer, and trash, while tenants are responsible for electric. Covered parking is provided in the rear for tenant convenience.
The combination of four residential units, in-unit utility responsibility structure, and shared on-site laundry supports a streamlined day-to-day operation for an investor-owner.
Key Highlights
- Four 2‑bedroom units with 1.5 bathrooms each
- On‑site coin‑operated washer and dryer
- Owner covers water, sewer, and trash; tenants pay electric
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$30,287
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.30%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$605,740
$605.7K
Cap Rate 7%
$432,671
$432.7K
Cap Rate 9%
$336,522
$336.5K
Market Conditions
NOI Build-Up for 4,567 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$46.6K $10.20/SF
− Vacancy
−$3.3K −$0.73/SF
EGI
$43.3K $9.47/SF
− OpEx
−$13.0K −$2.84/SF
NOI
$30.3K $6.63/SF
Area
Sebastian County, AR
Vacancy
7.12%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$605,740
Cap Rate 7%
$432,671
Cap Rate 9%
$336,522
Alternative Uses
Best Use
Multifamily LT 5
$432.7K
$378.6K – $504.8K
NOI $30,287 @ 7.0% cap · market cap 8.30%
Second Best
Apartment 5plus
$386.4K
$338.1K – $450.8K
NOI $27,045 @ 7.0% cap · market cap 7.41%
Theoretical Best
Healthcare Medical
$971.7K
$850.2K – $1.13M
NOI $68,017 @ 7.0% cap · market cap 18.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
633
Businesses Nearby
Explore this area
Business Placement
Demographics for 72901, AR
20,973
Population
10,337
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
8.7 sq mi
ZIP Area
2,411
Density / Sq Mi
$42,568
Median Household Income
$30,582
Median Earnings
$837
Median Rent
$113,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four 2-bedroom units include on-site coin-operated washer and dryer and covered rear parking.
Where is this quadplex located?
The property is located at 2420 S Q ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Four 2‑bedroom units with 1.5 bathrooms each; On‑site coin‑operated washer and dryer; Owner covers water, sewer, and trash; tenants pay electric
